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The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
154
Average Price
S1.3M
Total Value
S197.1M
Calculating fair value from URA transaction data…


License: L3002922F
Automated Valuation based on 2250 URA transactions
Fair Value
S$1.01M
S$951 psf
Asking Price
S$1.59M
S$1,492 psf
vs Market
+56.8%
vs Last Done
+7.0%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
2250 comps
Nearest MRT
Buangkok
1097m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2250 comparable transactions
S$1,355
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$951
Recent Comparable Transactions
10 shown · 2250 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SENGKANG EAST AVENUE Floor 06-10 | 753sqft | S$1,050,000 | ▲S$1,394 +46.6% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | SENGKANG EAST AVENUE Floor 06-10 | 753sqft | S$1,050,000 | ▲S$1,394 +46.6% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 786sqft | S$1,040,000 | ▲S$1,324 +39.2% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 1,033sqft | S$1,360,888 | ▲S$1,317 +38.5% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 11-15 | 1,023sqft | S$1,450,000 | ▲S$1,418 +49.1% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +57.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +11.6% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +56.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 614sqft | S$1,070,000 | ▲S$1,744 +83.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 517sqft | S$825,000 | ▲S$1,597 +67.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 463sqft | S$790,000 | ▲S$1,707 +79.5% vs FV | 99 yrs lease commencing from 2018 |
SENGKANG EAST AVENUE
Aug 2025 · Floor 06-10
+46.6% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 06-10
+46.6% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
+39.2% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
+38.5% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 11-15
+49.1% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+57.0% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+11.6% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+56.5% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+83.4% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+67.9% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+79.5% vs FV
HELIOS AI Analysis
Based on 2250 URA transactions (0 outliers removed), adjusted for: Tenure decay (29.8% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.